Integrated real estate showing scheduling and key management system

ABSTRACT

A system and method for dispensing a key from a key kiosk disposed at a realtor&#39;s office near a real property based on a showing appointment scheduled with a showing scheduling system. The appointment, including a date and time, as well as an authorized user is communicated from the showing scheduling system to the key kiosk. The user then authenticates herself or himself to the kiosk at the appropriate time, and the key is dispensed. The kiosk authenticates the user by scanning a QR code or using the physical location of the user. The kiosk will not dispense the key if the user has a different key that is checked out, but not returned yet. The key can be returned to the kiosk where it is dispensed, or a different key kiosk. The kiosk also dispenses a single common key when the user shows multiple properties.

CROSS-REFERENCE TO RELATED APPLICATIONS

This application is a continuation-in-part of U.S. patent applicationSer. No. 14/264,949, entitled “INTEGRATED REAL ESTATE SHOWING SCHEDULINGAND KEY MANAGEMENT SYSTEM,” filed Apr. 29, 2014, assigned toShowingTime.com, Inc. of Chicago, Ill., and which is hereby incorporatedby reference in its entirety, and which is a continuation-in-part ofU.S. patent application Ser. No. 12/757,142, entitled “INTEGRATED REALESTATE SHOWING SCHEDULING AND KEY DISPENSING SYSTEM,” filed Apr. 9,2010, assigned to ShowingTime.com, Inc. of Chicago, Ill., and which ishereby incorporated by reference in its entirety, and which is acontinuation-in-part of U.S. patent application Ser. No. 12/039,544,entitled “SHOWING MANAGEMENT SYSTEM TO AUTOMATICALLY MATCH AND CONTROLELECTRONIC LOCKBOXES,” filed Feb. 28, 2008, assigned to ShowingTime.com,Inc. of Chicago, Ill., and which is hereby incorporated by reference inits entirety.

This application is related to U.S. Pat. No. 6,973,432, filed Nov. 20,2000, assigned to ShowingTime.com, Inc. of Chicago, Ill., and which ishereby incorporated by reference in its entirety. This application isalso related to U.S. Pat. No. 8,145,352, filed Sep. 8, 2011, assigned toShowingTime.com, Inc. of Chicago, Ill., and which is hereby incorporatedby reference.

FIELD OF THE INVENTION

The present invention relates generally to systems controlling access toproperty such as real estate and is particularly directed to a showingmanagement system integrated into a key dispensing kiosk for use in highdensity real estate, such as for example, a condominium, town home, orapartment complex.

DESCRIPTION OF THE PRIOR ART

Paramount in the real estate business is the need to show properties forsale to potential buyers. This requires the buyer and the buyer's agent(showing agent) to access the seller's property, usually when the selleris absent. Traditionally, real estate agents have used lockboxes tostore the keys to the seller's property for retrieval by showing agents.These lockboxes have long been purely mechanical, requiring an accesscombination, a special key, or both, to be unlocked. However, to addressand improve privacy, safety and efficiency, the real estate industry hasbegun to use electronic real estate lock box systems to manage theaccess to seller's properties. The main components of these lockboxsystems are an electronic lockbox, an electronic key device to open theelectronic lockbox and a supervisory central computer system/database.

The functionality of a prior art electronic lockbox system (see FIG. 1)can be briefly summarized as follows. The buyer's agent (showing agent)carries an electronic key device 104, which can be a PDA, a cell phone,or a custom device adapted to wirelessly communicate with the electroniclockbox 103 and the central computer system/database 200. In order tophysically remove the property key locked inside the electronic lockbox103, the lockbox 103 requires the input of a unique access code in orderto be unlocked. The access code may be generated by the central computersystem 200 and is transmitted to the electronic key device 104. Theelectronic key device 104 will then transmit the received unique accesscode, to the electronic lockbox 103. Alternatively, the electronic keydevice 104 will present the access code to the showing agent, who mustthen manually input the access code into the electronic lockbox 103. Theelectronic lockbox 103 will then compare the received access code to aninternally generated access code; and if the codes match, access will beallowed.

The data describing the lockbox access is stored in the electronic keydevice 104, the electronic lockbox 103, or both. The electronic keydevice 104 is further capable of transmitting certain access data to thecentral computer system/database 200 for further processing. Access datamay include identifications of the electronic key device and the keydevice holder, e.g., the Showing Agent ID, access date and time,property identification (Listing ID), etc. The ability to track, storeand centrally process these access data are a valuable tool for the realestate industry. Knowing when and who has actually accessed a listedproperty not only addresses safety concerns, but also provides sellersand agents with valuable information about the interest in the propertylisting. For example, the stored access data makes it easier to contactthe showing agent after a showing to collect feedback on how theproperty was perceived by the potential buyer.

However, in order to accurately process the access data collected fromelectronic lockboxes and/or electronic keys, a central processing systemneeds reliable data pertaining to which specific electronic lockbox isassigned to which specific property listing. Electronic lockboxes areinherently mobile, i.e., they are moved from one property listing to thenext, when a specific property no longer is available for showingappointments. There is no preset or pre-configured association between alockbox and a particular property listing. The prior art attempts toestablish at least a temporary association between the lockbox and theproperty listing by requiring the seller's agent (listing agent) orlisting office personnel to enter both the Lockbox ID (usually a serialnumber, or some other form of unique Lockbox ID) and the unique propertylisting code. Of course, the reliance on manual data input introducesthe possibility of human error or simply neglect. Manually entering allof the required data also takes time. Yet, a database with missing datacannot be efficiently and correctly mined for data.

U.S. Pat. Nos. 6,989,732 and 7,009,489, hereby incorporated byreference, teach electronic lockbox systems including date and timeaccess control mechanisms to prevent showing agents, even with valid keydevices, from gaining access to a lockbox, i.e., a property, at anytime. Those systems enable users to individually allow or deny access toan electronic lockbox at specified times. These predetermined accesstime windows are stored inside the electronic lockbox and in the centralcomputer system/database. When the showing agent enters a unique accesscode into the electronic lockbox, the lockbox compares the current timewith the predetermined access time data for the particular lockbox. Ifthe showing agent attempts to access the lockbox at a time that isoutside of the predetermined access time window, access is denied.

United States Publication Number 2003/0179075, hereby incorporated byreference, teaches an alternative system of time-based access control.Instead of conditioning the authorized access to the electronic lockboxon a positive match of the current access time and a predeterminedaccess time window, these systems generate an access code that is uniquefor the predetermined date and time of access and/or the person seekingaccess. That unique access code is only valid for the authorized userduring the predetermined access time, which may include a grace periodfor attempting to access the lockbox a little early or a little laterthan the beginning of the predetermined showing time. The time basedaccess code is provided to the authorized showing agent by the centralcomputer system. In order to unlock the electronic lockbox, the showingagent must manually enter a unique agent ID as well as the time-basedaccess code into the electronic lockbox.

In addition to the central computer system/database 200 managing theelectronic lockboxes 103 and electronic key devices 104, so calledshowing management systems 100 are also used in the real estateindustry. A showing management system 100 allows showing agents to makeshowing appointments for selected property listings. These showingmanagements systems 100, such as ShowingTime™'s ShowingDesk™ software,see U.S. Pat. No. 6,973,432, hereby incorporated by reference, typicallyintegrate with or connect to one or more listing services to update itsdatabase of property listings. Showing agents can make showingappointments by directly accessing the showing management system 100through an access device, such as a personal computer, as depicted inFIG. 2. The access device is connected to the showing management system100 through either a wired or a wireless communications network. Theshowing management system 100 provides the showing agent with real-timeaccess to all available property listings of the associated listingservice. The showing agent can see the status of each property listingand available showing times making it very convenient to schedule ashowing appointment. The scheduled appointment is stored real-time inthe showing management system's database and is immediately visible toother showing agents accessing the showing management system. Theinformation that is stored in the showing management system's databasemay include, but is not limited to, Listing ID, Showing Agent ID, andshowing appointment start/end date and time.

Lockboxes provide a convenient way to enable access by a realtor to asingle real estate property that is for sale. However, traditionallockboxes and electronic lockboxes are inefficient for use with denseconfigured real property, such as high-rise buildings, condominiumcomplexes, town home complexes, apartment buildings and other highdensity real estate configurations. Key kiosks, which may hold hundredsof keys, are used to facilitate showings at such real properties. Toretrieve a key from a key kiosk, a user generally must know an accesscode or have access to a device, such as a mechanical or electronic key,as well as an identifier for the individual real property unit that shewishes to access. For example, a user may retrieve a key correspondingto condominium unit 1649 by using a password, which may be unique to theuser, as well as the unit number.

While key kiosks provide a convenient and cost effective way to provideaccess to realtors and others desiring to show or view a real property,present key kiosks have a number of shortcomings. One issue is thatpresently available key kiosks provide keys to those with the correctpass code irrespective of the time that the key is requested; i.e., eventhough a showing is scheduled for 1 PM, a key kiosk will provide a keyto a party with the correct pass code at 12 PM or 2 PM, even thoughanother party may have scheduled a showing at that time. Furthermore,since there is no integration with showing scheduling systems, presentlyavailable key kiosks cannot provide reminders to those who haveneglected, or intentionally failed, to return keys, which willinconvenience all those coming later.

OBJECTS OF THE INVENTION

Accordingly, it is an object of this invention to provide a system andmethod for automatically controlling access to a key kiosk utilizingshowing appointment data communicated from a showing scheduling system.

It is yet another object of this invention to provide a system andmethod to track those responsible for keys checked out from a key kiosk.

Another object of this disclosure is to provide a system and method forrefusing to dispense a key from a key kiosk for a showing agent when shefails to return a checked-out key.

Another object of this disclosure is to provide a system and method forgenerating reports of key available statuses of key kiosks.

Another object of this disclosure is to provide a system and methodallowing a key to be returned to a different key kiosk from the keykiosk from which the key is retrieved.

Another object of this disclosure is to provide a system and method fordispensing a key from a key kiosk for a showing agent by scanning a QRcode.

Another object of this disclosure is to provide a system and method fordispensing a key from a key kiosk for a showing agent when the showingagent is nearby the key kiosk.

Another object of this disclosure is to provide a system and method fordisplaying a list of nearby key kiosks for a showing agent based on thephysical location of the showing agent.

Another object of this disclosure is to provide a system and method forgenerating a showing tour including one or more stops at key kiosks.

Another object of this disclosure is to provide a system and method fordispensing a single common key from a key kiosk for a showing agent whenthe showing agent is showing multiple properties requiring the commonkey.

Another object of this disclosure is to provide a system and method formanaging key transfer between showing agents.

SUMMARY OF THE INVENTION

Accordingly it is an advantage of the present invention to enableautomatic dispensing of keys from a key kiosk based on the time that anappointment is scheduled for a showing. In one embodiment, the presentinvention is disclosed as a method of dispensing a key from a key kioskdisposed on or near a real property, the method comprising the steps ofscheduling an appointment for showing a real property using a showingscheduling system. An appointment for a showing is scheduled by a user,such as, for example, a buyer's agent, a seller's agent, or a buyerinterested in the property. The appointment includes a date, time, andan identifier for an authorized user. The identifier can be, forexample, a unique code assigned to a person, although other forms ofidentification may be used as well, such as, for example, biometricidentifiers, i.e., a retinal pattern, or a fingerprint, all of which arereferred to herein under the general term user identifier. Theappointment is then communicated to the key kiosk. This communication isconducted through a communication device, such as, for example, anetwork port, wireless network port, digital radio, or a paper messagedirected to a person that has the responsibility of manually enteringinformation into the key kiosk. A user then enters identifies herself tothe key kiosk, which validates the user, and dispenses the key. Ofcourse, if the user was not validated, no key would be dispensed.

Further embodiments of the disclosed key dispensing method communicatefrom the key kiosk to the showing scheduling system the status of thekey as dispensed after dispensing the key and available after the keyhas been returned. Additionally, the appointment can be expanded toinclude an end time, and the user can be notified if the key is nottimely returned, i.e., returned by the end time or some periodthereafter.

In a further embodiment, the present invention is disclosed as a systemfor dispensing a key from a key kiosk disposed on or near a realproperty, the system comprising a key kiosk for dispensing keys, the keykiosk disposed on or near a rear property, and including acommunications device. The system further comprises a showing schedulingsystem for scheduling real property showings, the showing schedulingsystem further including a second communications device in communicationwith the key kiosk, and wherein the showing scheduling systemcommunicates an appointment to the key kiosk, and the key kioskdispenses a key after validating a user.

Further embodiments of the disclosed key dispensing system communicatethe status of the key as dispensed and available from the key kiosk tothe showing scheduling system, based on whether or not the key has beenchecked out or returned, and provide notifications to users that havenot timely returned keys.

Further in accordance with the present teachings is a method fordispensing a key from a key kiosk. The method includes scheduling ashowing appointment by a showing agent for showing a real property usinga showing scheduling system. The appointment includes a date, time, anduser identifier identifying the showing agent. The showing schedulingsystem determines a key kiosk that contains a set of keys associatedwith the real property. The showing scheduling system determines whetherthere is a key within the set of keys that is available for theappointment date and time. When the key is available for the appointmentdate and time, a server within the showing scheduling systemautomatically communicates the appointment to the key kiosk over theInternet. The key kiosk is adapted to dispense a plurality of keyscorresponding to a plurality of real properties and including the set ofkeys, receive the appointment from the showing scheduling system, andauthorize a user based on the appointment. When the user is authorized,the key kiosk dispenses the key. The key kiosk also communicate to theshowing scheduling system a status of the key as dispensed to theauthorized user from the key kiosk. The showing scheduling systemreceives the status of the key, and stores it into a database.

Further in accordance with the present teachings is a real estateshowing appointment management system. The system includes a server formanaging real estate property showing appointments, and a showingappointment management server software application running on theserver. The server is adapted to communicate with a mobile communicationdevice. The system also includes a showing appointment management serversoftware application running on the server. The server is adapted toschedule a first appointment for showing a first real property. Thefirst appointment includes a date, time, and user identifier, and isrequested by a showing agent. The server also adapted to determine afirst key kiosk containing a first set of keys associated with the firstreal property, and determine whether there is a first key within thefirst set of keys that is available for the first appointment date andtime. Where the first key is available for the first appointment dateand time, the server automatically communicate the first appointment anda fingerprint based authentication code to the first key kiosk over theInternet. The fingerprint based authentication code is generated from afingerprint of the showing agent. The first key kiosk is adapted todispense a plurality of keys corresponding to a plurality of realproperties and including the first set of keys. The first key kiosk isalso adapted to receive the first appointment from the server, andreceive a fingerprint identifier from the mobile device. The fingerprintidentifier is generated from image features derived from a fingerprintimage captured by the mobile communication device. The key kiosk is alsoadapted to authenticate the showing agent based on the firstappointment, the fingerprint authentication code, and the fingerprintidentifier. Where the showing agent is authorized, the key kioskdispenses the first key, and communicates to the server a first statusof the first key as dispensed to the authorized showing agent from thefirst key kiosk. The server receives the first status of the first key.

Further in accordance with the present teachings is a real estateshowing appointment management system. The system includes a server formanaging real estate property showing appointments, and a showingappointment management server software application running on theserver. The server is adapted to schedule a first appointment forshowing a first real property. The first appointment includes a date,time, and user identifier. The server is also adapted to determine afirst key kiosk for making a copy key to access the first real property,and determine a set of key measures. The set of key measures specifies aphysical key corresponding to the first real property. The server isfurther adapted to send the first appointment and the set of keymeasures to the first key kiosk over the Internet. The first key kioskis adapted to dispense a plurality of keys corresponding to a pluralityof real properties and including the first set of keys. Moreover, thekey kiosk is adapted to receive the first appointment and the set of keymeasures from the server, and authorize a first user based on the firstappointment. Where the first user is authorized, the key kiosk createsthe copy key based on the set of key measures, and dispenses the copykey.

BRIEF DESCRIPTION OF THE DRAWINGS

Although the characteristic features of this invention will beparticularly pointed out in the claims, the invention itself, and themanner in which it may be made and used, may be better understood byreferring to the following description taken in connection with theaccompanying drawings forming a part hereof, wherein like referencenumerals refer to like parts throughout the several views and in which:

FIG. 1 depicts a prior art electronic lockbox system;

FIG. 2 depicts a prior art showing management system;

FIG. 3A depicts one embodiment of transmitting showing appointment datadirectly to the electronic lockbox;

FIG. 3B depicts one embodiment of transmitting showing appointment datadirectly to the electronic lockbox, whereby the electronic lockbox ispowered by a bridge/relay device (e.g., computer, wireless LAN accesspoint, etc.);

FIG. 3C depicts one embodiment of logic for transmitting showingappointment data from the showing management system to the electroniclockbox;

FIG. 4A depicts one embodiment of transmitting showing appointment datadirectly to the electronic key device;

FIG. 4B depicts one embodiment of transmitting showing appointment datadirectly to the electronic key device coupled to a cradle device,whereby the cradle device may be a bridge/relay device;

FIG. 4C depicts one embodiment of logic for transmitting showingappointment data from the showing management system to the electronickey device;

FIG. 5 depicts one embodiment of transmitting showing appointment datafrom the showing management system indirectly to the electronic lockboxand/or electronic key device, via a third party server system (e.g.,electronic lockbox and electronic key device vendor);

FIG. 6A depicts one embodiment of transmitting showing appointment datafrom the showing management system to a third party server system;

FIG. 6B depicts one embodiment of transmitting showing appointment datafrom the showing management system to a third party server system via apush mechanism;

FIG. 6C depicts one embodiment of transmitting showing appointment datafrom the showing management system to a third party server system via apull mechanism;

FIG. 7A depicts one embodiment of transmitting showing appointment datafrom the third party server system directly to the electronic lockbox;

FIG. 7B depicts one embodiment of transmitting showing appointment datafrom the third party server system to the electronic lockbox, wherebythe electronic lockbox is powered by a bridge/relay device (e.g.,computer, wireless LAN access point, etc.);

FIG. 7C depicts one embodiment of logic for transmitting showingappointment data from the third party server system to the electroniclockbox;

FIG. 8A depicts one embodiment of transmitting showing appointment datafrom the third party server system directly to the electronic keydevice;

FIG. 8B depicts one embodiment of transmitting showing appointment datafrom the third party server system to the electronic key device coupledto a cradle device, whereby the cradle device may be a bridge/relaydevice;

FIG. 8C depicts one embodiment of logic for transmitting showingappointment data from the third party server system to the electronickey device;

FIG. 9 depicts one embodiment of logic inside the electronic lockbox forcontrolling access when the showing appointment data is available at theelectronic lockbox;

FIG. 10 depicts one embodiment of logic inside the electronic key devicefor controlling access when the showing appointment data is available atthe electronic key device;

FIG. 11 depicts another embodiment of logic inside the electronic keydevice for controlling access when the showing appointment data isavailable at the electronic key device;

FIG. 12 depicts one embodiment of logic inside the electronic key deviceand/or the electronic lockbox for time synchronization of the device;

FIG. 13 depicts one embodiment of logic inside the showing managementsystem for preprocessing data from an electronic lockbox;

FIG. 14 depicts one embodiment of logic inside the showing managementsystem for matching a lockbox ID with a Listing ID, when the Listing IDis missing from electronic lockbox access data records when the showingmanagement system is processing a batch of electronic lockbox accessdata records;

FIG. 15 depicts one embodiment of logic inside the showing managementsystem to determine values for an approximately normal distribution bycomputing time intervals;

FIG. 16 depicts one embodiment of logic for matching Listing ID andLockbox ID using a predetermined confidence level;

FIG. 17 depicts a table of cumulative probabilities for a standardnormal distribution;

FIG. 18 depicts a probability density graph based on a given set ofdata;

FIG. 19 depicts a kiosk based showing appointment scheduling system;

FIG. 20 depicts one possible embodiment of appointment making logicexecuted by a kiosk based showing appointment scheduling system;

FIG. 21 depicts one possible embodiment of key retrieval logic executedby a kiosk based showing appointment scheduling system;

FIG. 22 depicts one possible embodiment of key checking logic executedby a kiosk based showing appointment scheduling system;

FIG. 23 is a flowchart depicting a process by which a key kiosk denies akey check-out request when the showing agent already has a key checkedout in accordance with the present teachings;

FIG. 24 is a sequence diagram depicting a process by which key returnstatus is updated in accordance with the present teachings;

FIG. 25 is a sequence diagram depicting a process by which a QR code isused to retrieve a key from a key kiosk in accordance with the presentteachings;

FIG. 26 is a sequence diagram depicting a process by which the GPSlocation of a showing agent is used to retrieve a key from a key kioskin accordance with the present teachings;

FIG. 27 is a sequence diagram depicting a process by which nearby keykiosks are presented to a showing agent in accordance with the presentteachings;

FIG. 28 is a flowchart depicting a process by which a showingappointment scheduling system server determines a showing tour includinga key kiosk in accordance with the present teachings;

FIG. 29 is a sequence diagram depicting a process by which a key kioskdispenses a single common key in accordance with the present teachings;

FIG. 30 is a sequence diagram depicting a process by which a showingappointment scheduling system server coordinates a key transfer betweenshowing agents in accordance with the present teachings; and

FIG. 31 is a simplified block diagram depicting a showing tour routeincluding a key kiosk in accordance with the present teachings.

FIG. 32 is a simplified block diagram depicting a real estate showingsystem in accordance with the present teachings.

FIG. 33 is a sequence diagram depicting a process by which a showingsystem authenticates a user based on fingerprint at a key kiosk inaccordance with the present teachings.

FIG. 34 is a sequence diagram depicting a process by which a showingsystem manages showing appointments and provides keys created from keykiosks in accordance with the present teachings.

FIG. 35 is a sequence diagram depicting a process by which a showingsystem manages showing appointments and provides keys created from a keykiosk in accordance with the present teachings.

A person of ordinary skills in the art will appreciate that elements ofthe figures above are illustrated for simplicity and clarity, and arenot necessarily drawn to scale. The dimensions of some elements in thefigures may have been exaggerated relative to other elements to helpunderstanding of the present teachings. Furthermore, a particular orderin which certain elements, parts, components, modules, steps, actions,events and/or processes are described or illustrated may not be actuallyrequired. A person of ordinary skills in the art will appreciate that,for the purpose of simplicity and clarity of illustration, some commonlyknown and well-understood elements that are useful and/or necessary in acommercially feasible embodiment may not be depicted in order to providea clear view of various embodiments in accordance with the presentteachings.

DETAILED DESCRIPTION OF THE ILLUSTRATED EMBODIMENT

The disclosed invention provides for improved functionality andmanagement of electronic lockboxes 103 and electronic key devices 104 byintegrating an electronic lockbox system (see FIG. 1) with a showingmanagement system (see FIG. 2).

Automatic Access Control

One aspect of this invention is automatic access control to anelectronic lockbox 103 utilizing scheduled showing appointment datamaintained by the showing management system 100, whereby the scheduledshowing appointment data is transmitted to the associated electroniclockbox 103 and/or electronic key device 104. The electronic lockbox 103will open only when the actual access time is within the scheduledshowing appointment time, whereby the showing appointment time is thetime range within which lockbox access is granted to a particularShowing Agent ID. The following example illustrates this access control:

Showing agent Smith with the Showing Agent ID 534 uses the showingmanagement system 100 to schedule a showing appointment for the propertywith the Listing ID 1234 on Jan. 11, 2008 between 10:00 AM and 11:00 AM.The actual showing appointment time may begin some time before 10:00 AM(X) and end some time after 11:00 AM (Y) on Jan. 11, 2008. The value forX and Y can be fixed values across the systems or could vary, forexample, depending on individual showing appointments, different showingmanagement systems, markets, properties, lockboxes, etc. The showingmanagement system 100 also stores the Showing Agent ID of the showingagent authorized to access the electronic lockbox 103. The showingappointment time, the Showing Agent ID, and other data jointlyconstitutes showing appointment data. The showing management system 100then transmits the showing appointment data to the electronic lockbox103 that is assigned to the Listing ID for which the appointment wasmade. Assuming, that in the above example the value for X has been setto 30 minutes and the value for Y has been set to 15 minutes, the agentcorresponding to Showing Agent ID 534 will not be able to access thelockbox 103 associated with the Listing ID 1234 before 9:30 AM and after11:15 AM on Jan. 11, 2008. Furthermore, in this example, only theshowing agent with the Showing Agent ID 534 will be allowed access tothe lockbox 103 between 9:30 AM and 11:15 AM on Jan. 11, 2008.

In another embodiment of this invention the showing management systemcould allow for an assignment of a plurality of showing agents, i.e.,Showing Agent IDs, to a particular scheduled showing appointment, thusallowing for parallel and/or overlapping appointments and access by morethan one showing agent. In this case, all the assigned agents form ateam. A team may consist of two or more members and the team members canrepresent each other in the sense of scheduling appointments and showingproperties. The information that a plurality of agents with differentrespective Showing Agent IDs are a team may be provided by therespective agents, offices, brokerage, MLS or other entities. Theshowing management system is further able to define and manage teams ofshowing agents.

Transmission of Showing Appointment Data

With regard to the transmission of the showing appointment data to theelectronic lockbox, there are many different possible embodiments. Inone embodiment, shown in FIG. 3A, the showing management system 100transmits the showing appointment data directly to the electroniclockbox 103 that has been assigned to the property for which the showinghas been scheduled. In this embodiment, the specification of theelectronic lockbox 103 needs to include at least a power source, such asa battery, an internal controller, an accurate timer which may becapable of synchronization with a time server, and a storage medium forstoring showing appointment data and the lockbox's own unique ID. Inthis embodiment, the electronic lockbox 103 is further capable toconnect to remote servers, such as those associated with a showingmanagement system 100, over a wireless communications network. Theelectronic lockbox 103 may also be capable to send and receive encrypteddata, including encrypted showing appointment data. The wirelessconnection between the lockbox 103 and the showing management system 100may be permanent or only temporary following an activation request. Awired connection may also be implemented but appears to be of limitedpracticality for portable electronic lockboxes.

FIG. 3B shows another embodiment where the showing management system 100transmits the showing appointment data directly to the electroniclockbox 103 that has been assigned to the property for which the showinghas been scheduled. However, in this embodiment, the electronic lockbox103 is operatively coupled to and powered by a powered bridge/relaydevice 103A, capable of receiving and transmitting data. Thebridge/relay device 103A could be, for example, a computer, a wirelessLAN access point, etc. The bridge/relay device 103A is operativelycoupled to the electronic lockbox 103 via a wired or wirelesscommunications link.

FIG. 3C shows a possible sequence of steps for transmitting showingappointment data from the showing management system 100 directly to theelectronic lockbox 103. Upon request, the electronic lockbox 103establishes a connection to a server of the showing management system100. The electronic lockbox 103 then requests from the showingmanagement system 100 all showing appointment data for the propertyassociated with the requesting electronic lockbox 103. The showingappointment data for the property associated with the electronic lockbox103 is then transmitted from the showing management system 100 to theelectronic lockbox 103 via the communications link. The transmittedshowing appointment data is then stored in a storage medium inside theelectronic lockbox 103.

In another embodiment, shown in FIG. 4A, the showing management system100 transmits the showing appointment data directly to an electronic keydevice 104 that has been assigned to the showing agent who is scheduledto show the property to which the transmitted showing appointment datapertains to. In this embodiment, the specification of the electronic keydevice 104 needs to include at least, but is not limited to, a powersource, an internal controller, an accurate timer which may be capableof synchronization with a timer server, and a storage medium for storingat least showing appointment data, the key device's own unique ID or theShowing Agent ID who uses the key device 104. In this embodiment, theelectronic key device 104 is further capable to connect to remoteservers, such as those associated with a showing management system 100,over a wireless communications network. The electronic key device 104may also be capable to send and receive encrypted data, includingencrypted showing appointment data. The wireless connection between thekey device 104 and the showing management system 100 may be permanent oronly temporary following an activation request. A wired connection mayalso be implemented but appears to be of limited practicality forportable electronic key devices.

FIG. 4B shows another embodiment where the showing management system 100transmits the showing appointment data directly to the electronic keydevice 104 that has been assigned to the showing agent who is scheduledto show the property to which the transmitted showing appointment datapertains to. However, in this embodiment, the electronic key device 104is operatively coupled to a powered bridge/relay device 104A, which mayalso be capable of receiving and transmitting data. The bridge/relaydevice 104A is operatively coupled to the electronic key device 104 viaa wired or wireless communications link.

FIG. 4C shows a possible sequence of steps for transmitting showingappointment data from the showing management system 100 directly to theelectronic key device 104. Upon request, the electronic key device 104establishes a connection to a server of the showing management system100. The electronic key device 104 then requests from the showingmanagement system 100 all showing appointment data for the propertyassociated with the requesting showing agent using the electronic keydevice 104. The showing appointment data for the requesting showingagent is then transmitted from the showing management system 100 to theelectronic key device 104 via a communications link. The transmittedshowing appointment data is then stored in a storage medium inside theelectronic key device 104.

FIG. 5 depicts an alternate embodiment, where instead of transmittingshowing appointment data from the showing management system 100 directlyto the electronic lockbox 103 and/or the electronic key device 104, theshowing appointment data could be transmitted via a third party system200, e.g., the electronic lockbox management system of the electroniclockbox and/or electronic key device vendor).

FIG. 6A depicts one embodiment of transmitting showing appointment datafrom the showing management system 100 to a third party system 200 via awired or wireless communications link. The transmission of showingappointment data in FIG. 6A may be accomplished through either a pull ora push mechanism.

FIG. 6B shows one embodiment of transmitting showing appointment datavia a push mechanism, whereby the showing management system 100 requeststo connect to the third party system 200 and after the connection isestablished, uploads, i.e., transmits, the showing appointment data fromthe showing management system 100 to the third party system 200. Thetransmitted showing appointment data is then stored on the third partysystem 200.

FIG. 6C shows one embodiment of transmitting showing appointment datavia a pull mechanism, whereby the third party system 200 requests toconnect to the showing management system 100 and after the connection isestablished, downloads, i.e., receives, the showing appointment datafrom the showing management system 100 to the third party system 200.The transmitted showing appointment data is then stored on the thirdparty system 200.

Once the showing appointment data is stored on the third party system200 it must be transmitted to the electronic lockbox 103 and/or theelectronic key device 104. FIG. 7A shows one embodiment of transmittingthe showing appointment data from the third party system 200 directly tothe electronic lockbox 103 via a communications link. FIG. 7B showsanother embodiment where the third party system 200 transmits theshowing appointment data directly to the electronic lockbox 103 that hasbeen assigned to the property for which the showing has been scheduled.However, in this embodiment, the electronic lockbox 103 is operativelycoupled to, and potentially powered by, a powered bridge/relay device103A, capable of receiving and transmitting data. The bridge/relaydevice 103A could be, for example, a computer, a wireless LAN accesspoint, etc. The bridge/relay device 103A is operatively coupled to theelectronic lockbox 103 via a wired or wireless communications link.

FIG. 7C shows a possible sequence of steps for transmitting showingappointment data from the third party system 200 directly to theelectronic lockbox 103. Upon request, the electronic lockbox 103establishes a connection to a server of the third party system 200. Theelectronic lockbox 103 then requests from the third party system 200 allshowing appointment data for the property associated with the requestingelectronic lockbox 103. The showing appointment data for the propertyassociated with the electronic lockbox 103 is then transmitted from thethird party system 200 to the electronic lockbox 103 via thecommunications link. The transmitted showing appointment data is thenstored in a storage medium inside the electronic lockbox 103.

FIG. 8A shows one embodiment of transmitting the showing appointmentdata from the third party system 200 directly to the electronic keydevice 104 via a communications link. FIG. 8B shows another embodimentwhere the third party system 200 transmits the showing appointment datadirectly to the electronic key device 104 that has been assigned to theshowing agent who is scheduled to show the property to which thetransmitted showing appointment data pertains to. However, in thisembodiment, the electronic key device 104 is operatively coupled to apowered bridge/relay device 104A, which may also be capable of receivingand transmitting data. The bridge/relay device 104A is operativelycoupled to the electronic key device 104 via a wired or wirelesscommunications link.

FIG. 8C shows a possible sequence of steps for transmitting showingappointment data from the third party system 200 directly to theelectronic key device 104. Upon request, the electronic key device 104establishes a connection to a server of the third party system 200. Theelectronic key device 104 then requests from the third party system 200all showing appointment data for the property associated with therequesting showing agent using the electronic key device 104. Theshowing appointment data for the requesting showing agent is thentransmitted from the third party system 200 to the electronic key device104 via a communications link. The transmitted showing appointment datais then stored in a storage medium inside the electronic key device 104.

Controlling Lockbox Access

Once the showing appointment data is available at the electronic lockbox103, the actual access to lockbox 103 is controlled by a logic executedinside the electronic lockbox 103. FIG. 9 shows a possible sequence ofsteps for controlling access when the showing appointment data isavailable at the electronic lockbox 103. In this embodiment, the logicinside the electronic lockbox 103 compares the current date and time ofthe internal timer and the Showing Agent ID of the showing agentattempting to access the lockbox 103 with the stored showing appointmentdata. As noted above, the showing appointment time comprises a timerange/interval that may included a predetermined period of time beforeand after the actual showing appointment time as well as the ShowingAgent ID of the showing agent for whom the appointment was made. In casethe showing appointment was made for a plurality of showing agents orthe showing management system has defined a team of showing agents, eachof the corresponding Showing Agent IDs would also be included in showingappointment data. If the accessing Showing Agent ID and the currentaccess time match the stored showing appointment data, the lockbox 103will grant access.

Alternatively, the showing appointment data may be available at theelectronic key device 104. FIG. 10 shows an embodiment where the actualaccess to the lockbox 103 is controlled by logic executed inside theelectronic key device 104. In this embodiment, the electronic key device104 connects to the electronic lockbox 103 via a communications link.The key device 104 then determines the Lockbox ID and the Listing IDthis particular lockbox is presently assigned to from data that isstored on a storage device inside the electronic lockbox 103. The logicinside the key device 104 then determines if the showing agent with aparticular Showing Agent ID has a scheduled appointment for the ListingID stored on the electronic lockbox 103 by comparing the Listing ID withthe one that is part of the showing appointment data stored inside thekey device 103. If the Listing ID matches, the logic inside the keydevice 104 compares the current date and time of the internal timer withthe stored showing appointment data. As noted above, the showingappointment data comprises a time range/interval that may include apredetermined period of time before and after the actual showingappointment time as well as the Showing Agent ID of the showing agentfor whom the appointment was made. In case the showing appointment wasmade for a plurality, i.e., team of showing agents, each of thecorresponding Showing Agent IDs would also be included in showingappointment data. If the current access time matches the stored showingappointment time, the lockbox 103 will grant access.

FIG. 11 shows another possible sequence of steps where the actual accessto the lockbox 103 is controlled by logic executed inside the electronickey device 104. In this embodiment, the electronic key device 104connects to the electronic lockbox 103 via a communications link. Thekey device 104 then determines the Lockbox ID and the Listing ID thisparticular lockbox is presently assigned to from data that is stored ona storage device inside the electronic lockbox 103. The logic inside thekey device 104 then determines if the showing agent with a particularShowing Agent ID has a scheduled appointment for the Listing ID storedon the electronic lockbox 103, by comparing the Listing ID with the onethat is part of the showing appointment data stored inside the keydevice 103. If the Listing ID matches, the key device 104 transmits theshowing appointment data to the lockbox 103. Then, logic inside thelockbox 103 compares the current date and time of the internal timerwith the showing appointment data. As noted above, the showingappointment data comprises a time range/interval that may include apredetermined period of time before and after the actual showingappointment time as well as the Showing Agent ID of the showing agentfor whom the appointment was made. In case the showing appointment wasmade for a plurality, i.e., team of showing agents, each of thecorresponding Showing Agent IDs would also be included in showingappointment data. If the current access time matches the stored showingappointment time, the lockbox 103 will grant access.

Time Synchronization

Reliable lockbox access control based on predetermined showingappointment data requires an accurate internal timer inside theelectronic lockbox 103 and/or the electronic key device 104 to ensurethat access is actually granted during the predetermines showing times.Systems and methods to synchronize internal timing devices are widelyknown in the art. FIG. 12 shows just one of many possible sequences ofsteps the electronic lockbox 103 and/or the electronic key device 104may execute to synchronize their internal timers. In this embodiment,the electronic lockbox 103 and or the electronic key device 104 willestablish a connection to a remote server via a communications link,whereby the remote server will synchronize the internal timer.

Matching Lockbox Id with Listing Id

The showing management system of this invention further programmaticallymatches a specific electronic lockbox with a specific Listing ID. Asnoted above, most electronic lockboxes are capable of storing accessdata, which may include, but are not limited to, Lockbox ID, ShowingAgent ID, Access Date and Time, Listing ID, etc. However, electroniclockboxes are only temporarily “assigned” to a specific property, i.e.,they are constantly moved from one listed property to the next and theseller's agent or listing office personnel is required to manually enterboth the unique Lockbox ID and the Listing ID into the a database orother means of tracking the lockbox's location whenever it is moved to anew property. However, many times this manual assignment is notcompleted by the agents or listing offices resulting in an incompletelockbox access data record. A lockbox access data record where theListing ID is missing may be formatted as below:

Show- Showing ing Access Lockbox Listing Access Access Agent Agent EventID ID Date Time Key ID ID L1 3453 n.a. Jan 11, 9:40 AM 7655 566 2008

Prior art showing management services, such as ShowingTime™'sShowingDesk™ software (see U.S. Pat. No. 6,973,432) allows real estateprofessionals, especially listing and showing agents, to schedule anappointment for a showing. A typical showing appointment data recordstored in the showing management system's database may contain, but isnot limited to, the data fields shown in the table below.

Listing ID Showing Date Showing Time Showing Agent ID 1234 Jan. 4, 20089:45 AM 566 1234 Jan. 4, 2008 3:00 PM 582

The showing management system of this invention compares availablelockbox access records with the stored showing time appointment datarecords and programmatically matches a Listing ID to a Lockbox ID.

Optional Preprocessing of Imported Lockbox Access Records

In order to process the lockbox access records, they must be importedinto the showing management system's database. In one embodiment thelockbox access records stored in the electronic lockboxes aretransmitted via a communications link between the electronic lockbox andthe showing management system's servers coupled to the showingmanagement system's database. An imported lockbox access record from aparticular electronic lockbox may look like the table below.

Show- Show- Ac- ing ing cess Lockbox Listing Access Access Agent AgentEvent ID ID Date Time Key ID ID L1 3453 1234 Jan 11, 2008  9:40 AM 7655566 L2 3453 n.a. Jan 11, 2008  3:10 PM 8224 582 L3 3453 n.a. Jan 12,2008 11:12 AM 7655 566 L4 3453 1234 Jan 14, 2008  2:58 PM 4357 226 L53453 1234 Jan 15, 2008 10:05 AM 7790 733

In the table above, recorded Access Events L2 and L3 do not list ListingIDs. If desired the showing management system may perform preprocessingof the lockbox access record of a particular lockbox (here: lockbox withLockbox ID 3453) to automatically fill in the missing Listing ID. Thisis designed to cover either of two scenarios: (1) a user hasinadvertently removed the assignment during the time period betweenevents L1 and L4, or (2) the empty entries remain after other lockboxassignment steps described elsewhere in this disclosure have been done.

The flowchart of FIG. 13 depicts one possible sequence of steps forpreprocessing lockbox access records from a lockbox having a particularLockbox ID. The showing management system gathers all available lockboxaccess records from one particular lockbox and orders all Access Eventsby Access Date and Access Time in ascending order. When an Access Eventin the access record does not list a Listing ID, the logic will comparethe Listing ID recorded for the previous Access Event (X) with the firstavailable Listing ID in an access event (Y) after this incomplete AccessEvent. If the Listing ID of Access event X and Y are identical, thelogic will set the Listing ID for all the incomplete Access Eventsbetween Access Event X and Y to that of Access Event X. Accordingly, inthe example above, the showing management system's logic wouldautomatically set the Listing ID for the Access Events L2 and L3 to1234.

A similar preprocessing logic may also be used if a Listing ID in thelockbox access record is not missing, but appear to be erroneous orinconsistent. For example, Access Event L2 lists the Listing ID 1243,while the other Access Events list the Listing ID 1234.

Show- Show- Ac- ing ing cess Lockbox Listing Access Access Agent AgentEvent ID ID Date Time Key ID ID L1 3453 1234 Jan 11, 2008  9:40 AM 7655566 L2 3453 1243 Jan 11, 2008  3:10 PM 8224 582 L3 3453 1234 Jan 12,2008 11:12 AM 7655 566 L4 3453 1234 Jan 14, 2008  2:58 PM 4357 226

Here, the preprocessing logic would identify the Listing ID recorded forL2, i.e., 1243 as being inconsistent, by comparing all Listing IDsrecorded in the given lockbox access record. In the event thepreprocessing logic fails to deliver an obvious correction with highcertainty, the showing management system will treat all inconsistentListing IDs as if they were missing all together and will run thismodified lockbox access record through the matching algorithm describedbelow. The system will then compare the results of the matchingalgorithm with the original lockbox access record that contains theapparently inconsistent Lockbox IDs. If the matched Listing IDs aredifferent from the original Lockbox IDs the showing management systemwill keep the Lockbox IDs that resulted from the matching algorithm.

Matching a Lockbox Id with a Listing Id

FIG. 14 depicts one embodiment of logic inside the showing managementsystem for matching a Lockbox ID with a Listing ID, when the Listing IDis missing from electronic lockbox access data records. For an AccessEvent without a Listing ID, the showing management system will analyzethe Showing Agent ID, the Access Date and the Access Time recorded forthat particular Access Event. The showing management system thenretrieves the records for all scheduled showing appointments associatedwith the recorded Showing Agent ID from the showing management system'sdatabase. Next, the system will compute the time differences between therecorded lockbox Access Date and Access Time and the scheduled showingappointment times. If the Access Date/Access Time recorded for theparticular Access Event fall within a scheduled showing appointment'sstart and end time, i.e., less than x minutes before the scheduledshowing appointment's start time and less then y minutes after thescheduled showing appointment's end time, the showing management systemwill assign the Listing ID from this matching showing appointment tothis Access Event. The value for x and y may be determined by anadministrator of the showing management system, and may depend on manyfactors. When determining values for x and y, it is obvious that settinglower values for x and y may result in fewer but more accurate ListingID matches, whereby higher values may yield more but less accuratematches.

The logic of FIG. 14 is further explained in the following example. Thefollowing table contains a number of scheduled showing appointments.

Showing Showing Showing Listing Appt. Showing Date Time Agent ID ID A1Jan. 11, 2008 3:00 PM 582 1234 A2 Jan. 11, 2008 3:30 PM 566 5678 A3 Jan.11, 2008 4:00 PM 244 1234 A4 Jan. 11, 2008 5:30 PM 868 1234

Imported lockbox access records from different lockboxes, where theListing ID was not recorded or is missing may look like this:

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 11, 2008 3:10 PM 582 9001 n.a. L2 Jan. 11, 2008 3:15 PM 5669002 n.a. L3 Jan. 11, 2008 3:50 PM 244 9001 n.a. L4 Jan. 11, 2008 5:31PM n.a. 9001 n.a.

For these sets of data, it is likely that the lockbox with the LockboxID 9001 is assigned to Listing ID 1234 and Lockbox ID 9002 is assignedto Listing ID 5678.

The following examples will illustrate the application of the matchinglogic shown in FIG. 14. First, Showing Appointment A1 for the showing ofthe property with the Listing ID 1234 was set for 3:00 PM for theshowing agent with ID 582. According to the lockbox Access Event L1,Agent ID 582 was accessing Lockbox ID 9001 at 3:10 PM. Since the lockboxaccess by Agent ID 582 occurred at about the same time as theappointment was scheduled, i.e., 10 minutes late, it is likely that theshowing agent was accessing the property with the Listing ID 1234 usingthe lockbox with the Lockbox ID 9001. Furthermore, for this same reasonit is unlikely that the other lockboxes in this exemplary lockbox accessrecord match with Listing ID 1234 or that any other Listing ID isassociated with Lockbox ID 9001.

Second, Showing Appointment A2 for the showing of the property with theListing ID 5678 was set for 3:30 PM for the showing agent with ID 566.According to the lockbox Access Event L2, Agent ID 566 was accessingLockbox ID 9002 at 3:15 PM. Since the lockbox access occurred by AgentID 566 at about the same time as the appointment was scheduled, i.e., 15minutes early, it is likely that the showing agent was accessing theproperty with the Listing ID 5678 using the lockbox with Lockbox ID9002. Furthermore, for this same reason it is unlikely that the otherlockboxes in this exemplary lockbox access record match with Listing ID1234 or that any other Listing ID is associated with Lockbox ID 9002.

Third, Showing Appointment A3 was set for a 4:00 PM showing of ListingID 1234 by the agent having Agent ID 244. According to the lockboxAccess Event L3, Agent ID 244 was accessing Lockbox ID 9001 at 3:50 PM.Since the lockbox access occurred by the agent having Agent ID 244 atabout the same time as the appointment was scheduled, i.e., 10 minutesearly, it is likely that the agent was accessing the property with theListing ID 1234 using the lockbox with Lockbox ID 9001. Furthermore, forthis same reason it is unlikely that the other lockboxes match ListingID 1234 or that any other Listing ID is associated with Lockbox ID 9001.

Finally, this logic is also capable to determine the Showing Agent IDfor a recorded Access Event, should that data be absent from the record.In the table above, the Showing Appointment A4 for a showing of ListingID 1234 by Agent ID 868 was set for 5:30 PM. According to the lockboxAccess Event L4, Lockbox ID 9001 was accessed by an unidentified showingagent at 5:31 PM. Since the lockbox access occurred at about the sametime as the appointment was scheduled, i.e., 1 minute late, it is likelythat the showing agent that was accessing the lockbox was the showingagent with Showing Agent ID 868 and that the associated property has theListing ID 1234.

Improved Matching

While the aforementioned matching algorithm is easy to implement and isreasonably efficient, there is no guarantee that the matches generatedby the algorithm are correct. For example, in the likely case wheremultiple showings occur simultaneously, and multiple fields areuncertain, the above algorithm will not generate accurate matches.Therefore, another aspect of this invention is the use of an improvedmatching algorithm incorporating statistical methods to generate anacceptable level of confidence. Cumulative probabilities for a standardnormal distribution table are shown in FIG. 17.

FIG. 15 depicts one embodiment of logic for matching a Listing ID with aLockbox ID by establishing a “normal distribution.” For an Access Eventwithout a Listing ID, the showing management system will analyze theShowing Agent ID, the Access Date and the Access Time recorded for thatparticular Access Event. The showing management system then retrievesall scheduled showing appointments associated with that Showing Agent IDfor the same date as the recorded Access Date with the missing ListingID. Next, the system will compute the smallest time difference betweenthe recorded lockbox Access Date/Access Time and all scheduled showingappointments for that particular Showing Agent ID on that particularAccess Date.

When calculating the time difference/interval, the following algorithmis applied. When the recorded lockbox Access Time is before thescheduled appointment's start time, then the appointment start time issubtracted from the lockbox Access Time. When the recorded lockboxAccess Time is after a scheduled appointment's end time, theappointment's end time is subtracted from the recorded lockbox AccessTime. When the recorded lockbox Access Time is between the appointment'sstart and end time, then the time interval is set to 0 (zero). Thesmallest time intervals are then entered into a new interval data set.This interval data set is approximately a normal distribution.

FIG. 18 is a graph depicting a probability density curve demonstratingthe approximately normal distribution based on a given set of data.Here, the given set of data includes a mean of m=7.965079365, and astandard deviation of s=51.93862147, whereby the horizontal axis showsthe smallest time intervals in minutes.

Let X stand for the normal random variable of these intervals, whosevalues are this data set and P stand for the cumulative probability. Byutilizing the technique of standardizing a normal distribution,Z=(X−m)/s, and the table of Cumulative Probabilities for a StandardNormal Distribution (see FIG. 17), we can establish the relationshipbetween confidence intervals and probabilities. The following smalltable lists several value pairs of this relationship. A more refinedtable with many more entries or a formula approach may be used in anactual implementation.

Confidence interval mathematical Confidence interval value Probabilityor representation representation in minutes confidence level m ± 0.667*s−26.67798116 to 50% 42.60813989 m ± 1.0*s −43.97354211 to 68%59.90370084 m ± 1.645*s −77.47395295 to 90% 93.40411168 m ± 1.96*s−93.83461872 to 95% 109.7647774 m ± 2.58*s −126.036564 to 99%141.9667228

For example, one value from the above computed data set is 90 minutes.In the table above, the smallest range the value 90 falls in is−77.47395295 to 93.40411168. Accordingly, we can say that we are 90%confident that the match between the lockbox access record and showingappointment record is accurate. FIG. 26 depicts one embodiment of logicto match a Listing ID with a Lockbox ID and to determine the confidencelevel of the accuracy of the match.

To further enhance the accuracy of the matches it should further beconsidered that the approximate normal distribution curve's properties,mean and standard deviation may vary based on the underlying data set.There are many approaches to utilize this technique. One way is tocategorize the lockbox access records by real estate agency offices,groups of offices (based on specific criteria, such as, for example,geographical location, real estate professional association, etc.), alloffices, or other criteria. After having computed the mean and standarddeviation for each category, it is applied to lockbox access recordswith missing Listing IDs that belong to the same category.

Matching Based on Multiple Showing Agents

The aforementioned matching is based on only one lockbox access record.By itself, this can be inaccurate and/or impossible to use for matching.For example, the disclosed matching algorithm cannot be used at all orwill be highly inaccurate if: 1) there are no showing appointments inthe showing management's database that are associated with the ShowingAgent ID recorded in the lockbox access record, 2) even the smallestcomputed time difference between the recorded lockbox Access Date/AccessTime and all scheduled showing appointments for that particular ShowingAgent ID on that particular Access Date is still too large (i.e.,outside the normal distribution), or 3) some other irregularity occurs.Such an incomplete lockbox access record prior to matching efforts maylook like this:

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 11, 2008 9:29 AM 582 9001 n.a. L2 Jan. 12, 2008 4:00 PM 5669001 n.a.

Based on the aforementioned matching, different Listing IDs might bedetermined for these two Access Events. These two Access Events arepresented as an example. There might be multiple records from the sameLockbox ID. When different Listing IDs are found for access records forthe same Lockbox ID, there are two scenarios. First, the Access Eventsare timely ordered:

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 13, 2008 9:29 AM 566 3453 123 L2 Jan. 14, 2008 4:00 PM 7653453 123 L3 Jan. 15, 2008 4:00 PM  54 3453 234 L4 Jan. 16, 2008 4:00 PM434 3453 234 L5 Jan. 17, 2008 4:00 PM 543 3453 456

For example, the lockbox access record above contains Listing IDs 123,234 and 456. If the access events are grouped by Listing IDs, thesesubgroups are in timely sequential order. It can be assumed that thematch is accurate and that the lockbox with Lockbox ID 3453 was indeedused on different properties (i.e., was associated with differentListing IDs).

In the second scenario the Access Events in a lockbox access record arenot timely ordered:

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 13, 2008 9:29 AM 566 3453 123 L2 Jan. 14, 2008 4:00 PM 7653453 123 L3 Jan. 13, 2008 4:00 PM  54 3453 234 L4 Jan. 16, 2008 4:00 PM434 3453 234 L5 Jan. 17, 2008 4:00 PM 543 3453 456

Note that in the example above Access Event L3 is not in timely order.There are many possible ways to process these “noise” cases and avariety of factors to consider, whereby the results can varydramatically. One possible way to approach these “noise” cases is toconsider the computed confidence level for each matching. When inconflict, the match with highest computed confidence level shouldoverwrite possible matches with lower confidence levels. For example, ifthe computed confidence level for Access Event L2 is 87% and thecomputed confidence level for Access Event L3 is only 13%, then it isfar more accurate if the system assigns Listing ID 123 to Access EventL3 instead of Listing ID 234.

Utilizing Historic Lockbox Access Data to Improve Matching Accuracy

The showing management system may not have available all lockbox accessdata when performing the disclosed matching algorithm. This may be thecase when the lockbox access data are not promptly transmitted to theshowing management system. Therefore the matching algorithm may beperformed repeatedly to improve the matching accuracy. Each time thealgorithm is performed, it will have available more lockbox access datafor processing than before. Accordingly, the more historic lockboxaccess data are available for processing, the more accurate theresulting matches are and it will be possible to assign most of thelockboxes (i.e., Lockbox IDs) to Listing IDs without having to rely on aconstant availability of up to date lockbox access data.

The Showing Agent is not the Agent Who Scheduled the Showing Appointment

According to the disclosed matching algorithm, a recorded Access Eventshould match a scheduled showing appointment for the accessed property(i.e., Listing ID). However, there may be instances where the showingagent is not the same agent for whom a showing appointment wasscheduled. In other words, a showing agent with a Showing Agent IDdifferent from the one that was scheduled access the lockbox. There aretwo possible scenarios.

First, the Access Event is the intended showing of the appointment. Inthis case, the accessing showing agent and the agent for whom theshowing appointment was made form a team. A team may consist of two ormore members and the team members can represent each other in the senseof scheduling appointments and showing properties. The information thata plurality of agents with different respective Showing Agent IDs are ateam can be provided by the respective agents, offices, brokerage, MLSor other entities. The showing management system is further capable ofdefining and managing teams of showing agents. To allow for accuratematching in cases like this, the disclosed matching algorithm must beable to treat a plurality of different Showing Agent IDs as one, whenprocessing lockbox access records and showing time appointment records.The algorithm is required to be resilient to this situation. It does soby cumulatively building the probability prior to the final assignment.

Second, the Access Event is not the intended showing of the appointment.In this case, the disclosed matching algorithm cannot produce a match.However, the “Refine lockbox data process” described below, could assigna Listing ID to this lockbox Access Event.

Repeated Matching

It is very likely that the result of a matching process is not accurate.For example, one result might look like what is described in thefollowing table, assuming any “noise” or conflicts have been resolved.

Confidence Access Lockbox Listing Access Level of Event ID ID AccessDate Time Match L1 3453 123 Jan. 3, 2008 11:29 AM Listing ID present L23453 123 Jan. 3, 2008  2:00 PM 0.9 L3 3453 n.a. Jan. 10, 2008  2:00 PM 0(no match) L4 3453 234 Jan. 18, 2008  1:00 PM 0.7 L5 3453 234 Jan. 20,2008  3:00 PM 0.8 L6 3453 456 Jan. 24, 2008  4:00 PM Listing ID present

Ratings can be established on a result of a matching process. One ratingmay be the sum of these confidence levels. In this example, the ratingwould be 0.9+0.0+0.7+0.8=2.4. The next table is the result of asubsequent matching process.

Confidence Access Lockbox Listing Access Level of Event ID ID AccessDate Time Match L1 3453 123 Jan. 3, 2008 11:29 AM Listing ID present L23453 123 Jan. 3, 2008  2:00 PM 0.9 L3 3453 n.a. Jan. 10, 2008  2:00 PM 0(no match) L4 3453 234 Jan. 18, 2008  1:00 PM 0.7 L5 3453 456 Jan. 20,2008  3:00 PM 0.9 L6 3453 456 Jan. 24, 2008  4:00 PM Listing ID present

In this case, the rating for this matching process is0.9+0.0+0.7+0.9=2.5. When comparing the two ratings, i.e., 2.4 and 2.5,the rating of 2.5 is higher and the system should accept the matchingresults of the matching process with the higher rating.

Improved Rating for Match Results

In the last two tables above, the Access Date of Access Event L5 iscloser to the Access Date of L4 than to the Access Date of L6. The matchratings are further improved by assigning a bigger weight to thematching results of the first table. There are many different ways toassign weights. One possible way is 1/n, whereby n is the sum of 1 andthe number of days between the Access Event of the matched Access Eventand the previous or subsequent Access Event, whichever is closer. If theprevious or subsequent Access Event doesn't have the same Listing ID asthe matched Access Event, then n is set to a fixed number. Theappropriate value for n may be the number of unassigned lockboxes in theset of possible lockboxes. In this example, the value for n is n=365.Based on this improvement, the new ratings would be0.91/1+0.0+0.71/365+0.81/3=1.168584 and0.91/1+0.0+0.71/365+0.851/5=1.071918. Based on this adjusted rating, theresult of the first matching is a better one.

No Scheduled Showing Appointment Data

There may be a recorded lockbox Access Event though no showingappointment was scheduled. This is particularly common on vacantproperties. Since there is no scheduled showing appointment for thelockbox, the lockbox cannot be assigned to the property/Listing ID.

Refine Lockbox Access Data Processing

Before the lockbox access records are run through the disclosed matchingalgorithm, the records may look like this:

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 13, 2008 9:29 AM 566 3453 n.a. L2 Jan. 14, 2008 4:00 PM 7653453 n.a. L3 Jan. 13, 2008 4:00 PM  54 3453 n.a. L4 Jan. 16, 2008 4:00PM 434 3453 n.a. L5 Jan. 17, 2008 4:00 PM 543 3453 n.a.

After the matching, the records may look like the following table. Thispattern may be repeated for a large set of records. Here Access EventsL1, L4 and L5 are now assigned to the same Listing ID.

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 13, 2008 9:29 AM 566 3453 123 L2 Jan. 14, 2008 4:00 PM 7653453 n.a. L3 Jan. 13, 2008 4:00 PM  54 3453 n.a. L4 Jan. 16, 2008 4:00PM 434 3453 123 L5 Jan. 17, 2008 4:00 PM 543 3453 123

In this refinement process, the Listing ID 123 was assigned to AccessEvents L2 and L3. The “refinement” logic may be similar to the one shownin FIG. 23 (i.e., Preprocessing of lockbox access data).

Access Access Showing Lockbox Listing Event Access Date Time Agent ID IDID L1 Jan. 13, 2008 9:29 AM 566 3453 123 L2 Jan. 14, 2008 4:00 PM 7653453 123 L3 Jan. 13, 2008 4:00 PM  54 3453 123 L4 Jan. 16, 2008 4:00 PM434 3453 123 L5 Jan. 17, 2008 4:00 PM 543 3453 123

Team Matching

In instances where a plurality of showing agents, i.e., a showing agentteam, is assigned to a particular Listing ID, the disclosed logic andmatching algorithms may also be used to assure correct matching ofListing ID and Showing Agent IDs. Like matching individual Showing AgentIDs with a Listing ID, the showing management system would use the sameavailable showing appointment data and imported lockbox access records.The disclosed algorithms and methods to improve the matching accuracywould be applied repeatedly to account for members joining or leaving ateam. The matching results may also be used for controlling the accessto an electronic lockbox.

Kiosk Based Scheduling

In a further aspect of the disclosed system, a showing appointmentmaking system may be coupled with a key delivery kiosk. The disclosedsystem may be advantageously used with any high density real estateproperty, such as, for example, an apartment complex, a condominiumcomplex, or a town home development. Using the disclosed system, a userof the showing management system, such as an agent or a potential buyer,may make an appointment to show a real property. The user may thenproceed to the key delivery kiosk, which may advantageously be disposedat a real estate office. Using methods defined herein, the key deliverykiosk will receive the showing time period from the showing schedulingsystem, and will make a key available to the user at the time of theshowing.

FIG. 19 depicts a key delivery kiosk integrated with a showingappointment making system. A showing appointment making system 1902,such as that disclosed earlier herein, or that disclosed in U.S. Pat.No. 6,973,432, is used to schedule appointments to view a real property,such as a condominium, town home, apartment building, or some other formof real property. A key kiosk system, such as that described in thebackground of this document, is coupled to the showing appointmentmaking system 1902 by a network 1904. While any form of network may beused, such as, for example, a switched telephone network coupled to thekey kiosk system 1908 and the showing appointment making system 1902 byanalog modems (not shown), a local area network utilizing, for example,Ethernet or some other networking format, the disclosed system isespecially well suited for use with a generally reliable public networksuch as the Internet. In an Internet based system, the showingappointment making system 1902 and the key kiosk system 1908 may becoupled to the Internet through a router (not shown), and may utilize anEthernet connection (not shown).

The process by which the disclosed system may be used is generallydescribed in FIG. 19 as well. First, a user makes an appointment to viewa real property using the disclosed showing scheduling system. Based onthe selected property, the showing scheduling system will determinewhich key delivery kiosk will be used to deliver a particular key to theuser. The showing scheduling system may then interface with theappropriate key delivery kiosk and determine the key status, or,alternatively, the showing scheduling system may determine the keystatus from a local database. The key delivery kiosk is then updatedwith appointment and access information, such as, for example, the startand end time of the appointment, as well as an identifier correspondingto a realtor who will conduct the showing. At the appropriate time theuser goes to the kiosk and retrieves the key. The key kiosk then updatesthe showing scheduling system with the keys status; i.e., that the keyis out with the user. The user then returns the key to the key kiosk,which then updates the showing scheduling system with the key's updatedstatus; i.e., the key is available for use again.

FIG. 20 is a flowchart depicting one possible implementation of showingscheduling logic executed by the showing scheduling system 1902 andinterfacing with the key kiosk 1908. This logic could be implemented,for example, as a software program running on a computer integrated intothe showing scheduling system 1902. In step 2002, the showing schedulingmethod is entered. In step 2006, a user selects a property and time tomake a showing appointment. This step may be performed, for example, bythe user interfacing with a browser based showing scheduling interface,or some other form of interface. The showing scheduling system thendetermines which kiosk the key needs to be retrieved form in step 2010.This determination may be made, for example, by accessing a databaseassociating key kiosks with properties, or by querying a list of keykiosks over a network until the appropriate key kiosk is located.

After determining the proper kiosk, the showing management systemretrieves the status of the key associated with the property for which ashowing is to be scheduled in step 2014. The showing management systemmay accomplish this step by accessing a key database maintained by theshowing management system based on updates received from various keykiosks, or the showing management system may direct query theappropriate key kiosk for the status of the desired key. In step 2014,the showing scheduling system determines if a key is available for theselected property at the desired date and time. If no key is available,execution transitions to step 2022, where any other functionalitynecessary for the user may be performed. Such functionality may include,for example, displaying a schedule of when a key is available, andallowing the user to select a different time for the appointment. Afterany additional functionality is provided to the user, the method exitsin step 2034. However, if a key is available for the selected propertyat the desired date and time of the appointment, a showing database isupdated with the appointment information as well as the kiosk andpossibly the key information in step 2026. In step 2030, the showingsystem updates the key kiosk 1908 with the appointment information aswell, including an authorized user identifier, the appointment starttime, the appointment end time, and a property identifier. The methodthen exits in step 2034.

FIG. 21 is a flowchart depicting one possible implementation of keyretrieval logic executed by the key kiosk 1908 and interfacing with theshowing scheduling system 1902. This logic could be implemented, forexample, as a software program running on a computer integrated into thekey kiosk system 1908. In step 2102, the key retrieval method isentered. In step 2106, the user identifies herself to the kiosk. One wayto do this would be to enter a code associated with the individual user,such as, for example, an agent code. It should be noted that other formsof authorization could be used with the disclosed showing schedulingsystem. However, within the parameters of a user code security system,the disclosed method then checks to ensure that the correct code wasentered within a predetermined number of attempts in step 2110. If not,execution proceeds to step 2114, which exits the method. However, if thecode was entered correctly within an acceptable number of attempts,execution proceeds to step 2118, where the kiosk will make the keyavailable to the user, such as, for example, by dispensing the key usinga key dispensing mechanism. In step 2122, the key kiosk logs the keydispensing event, and then notifies the showing scheduling system instep 2126. The method then exits in step 2114.

FIG. 22 is a flowchart depicting one possible implementation of keymonitoring logic that may be implemented as, for example, a softwareprogram executing on the showing scheduling system 1902 or the key kiosk1908. In step 2202, the key monitoring logic method is entered. In step2206, a check is conducted to determine if any key was checked out, butnot timely returned. If not, the method exits in step 2216. However, ifthere are keys checked out that were not timely returned, contactinformation for users that checked keys out but did not return them areretrieved in step 2214. In step 2218, the users that were identified instep 2216 are notified through some mechanism, such as email, atelephone call, regular mail, text message, etc. Note that thismonitoring logic will require access to a database associating useridentifiers with contact information, and, accordingly, may be easier toimplement as part of the showing scheduling system 1902.

In one implementation, when a showing agent fails to return the key tothe key kiosk 1908 within a predetermined amount time (such as one houror three hours) after her showing appointment time, she is not allowedto obtain an additional key from the key kiosk 1908 or a different keykiosk. This rule can be implemented by a software program running on thekey kiosk 1908 or the showing scheduling system 1902 (including one ormore servers). Referring to FIG. 23, a flowchart depicting a process bywhich the software program manages the key retrieval process is shownand generally indicated at 2300. At 2302, the software program receivesthe showing agent credential information that is manually entered by theagent at the key kiosk 1908 for the purpose of obtaining a key from thekey kiosk 1908. For example, the showing agent enters her showing agentID and/or a security code (such as a pin number or password) using atouch screen or keypad of the key kiosk 1908. Alternatively, the showingagent provides her authorization credentials by using an accessingdevice, such as a smartphone, to transmit her credentials to the keykiosk 1908 over a wireless connection (such as a Bluetooth, Infrared orWiFi connection).

At 2304, based on the showing agent's credential, the software programauthenticates the showing agent. For example, the software programcommunicates with the showing scheduling system 1902 to authenticate theagent. As an additional example, the software program accesses a localdatabase containing authentication information to authenticate theagent. After the agent is authenticated, at 2306, the software programauthorizes the showing agent's access to the key kiosk 1908. Forexample, at 2306, the software program determines whether the showingagent has not returned any checked-out key(s) to the key kiosk 1908 or adifferent key kiosk. In one implementation, the software programrequests the system 1902 to determine whether the showing agent haspossession of any unreturned key that should have been returned. Thesystem 1902 accesses a database to determine whether there is any keythat the showing agent still have possession of a key that has not beenreturned beyond a predetermined timeframe from any key kiosks. If so, at2308, the software program denies the showing agent's request for a key.For example, the software program displays a denial message on a screenof the key kiosk 1908, or plays a sound indicating the denial. In otherwords, at 2308, the key kiosk 1908 refuses to dispense a key to theshowing agent.

Turning back to 2306, if the showing agent does not have any unreturnedkeys, at 2310, the key kiosk 1908 dispenses a key for the showing agentto access a real property (or property for short). As used herein, aproperty is also referred to as a listing or property listing. At 2312,the software program logs the key dispensing event. In oneimplementation, the software program logs the event by recording theevent in a local database. In a further implementation, at 2314, thesoftware program communicating the event to the system 1902, whichrecords the event in a database, such as a relational database. Therecord or records in the database indicate the showing agent, thedispensed key, the key kiosk 1908, date and time when the key isdispensed, etc.

When the showing agent returns the key, she may return it to the keykiosk 1908 from which the key is dispensed, or a different key kiosk.The system 1902 then updates a database to indicate that the showingagent has returned the key. Turning to FIG. 24, a sequence diagramdepicting a process by which key return status is updated is shown andgenerally indicated at 2400. When the showing agent retrieves the keyfrom the key kiosk 1908, and returns it to a different key kiosk 2400,at 2406, a software program running on the key kiosk 2402 determinesthat the key has been returned to the key kiosk 2402. At 2408, thesoftware program notifies a server 2404 within the showing schedulingsystem 1902 that the key has been returned to the key kiosk 2402 by, forexample, sending a message, making a web request or calling a webinterface to the server 2404. The notification further indicates thatthe key is now available at the key kiosk 2402, instead of the key kiosk1908. At 2410, a server software program running on the server 2404receives the notification, and updates a database reflecting the factthat the key has been returned to the key kiosk 2402 by the showingagent. In a further implementation, at 2412, the database is updated toindicate that the returned key is no longer available at the previouskey kiosk 1908.

Moreover, the server software program or a different software programrunning on a different server provides a report indicating the availablekeys at each key kiosk, when a key is dispensed (meaning checked out),when a key is returned (meaning checked in), the key kiosk where a keyis dispended, the key kiosk where a key is returned, etc. At 2414, thesoftware program generates the report. The report can be generated inresponse to a request through a web page. Alternatively, the serversoftware program generates the report as part of a background process.For example, at 2:00 AM each morning, the server software programgenerates the report and saves it on a storage device.

In one embodiment in accordance with the present teachings, when theshowing agent schedules a showing appointment to show a property byaccessing the showing appointment scheduling system 1902, a barcode(such as a Quick Response Code (QR code)) is generated for retrieving akey from the key kiosk 1908. The retrieved key is used to access theproperty. For example, the showing agent presents the QR code forscanning by the key kiosk 1908. The software program running on the keykiosk 1908 retrieves information contained in the QR code, andauthenticate and authorize the agent based on such information. Theretrieved information may include, for example, an identifier of theproperty, the key kiosk 1908 that contains the key, the showingappointment time (such as beginning time and end time of the showingappointment), the showing agent ID of the showing agent, an access code(such as a pin number), etc.

In one implementation, a server software program running on a server,such as the server 2404, within the system 1902 generates the QR codeand presents the QR on a web page. The web page containing the QR codeis displayed on a mobile communication device, such as a smartphone,that is used and operated by the showing agent. The showing agent thenhas the QR code scanned by the key kiosk 1908 for retrieving the key.Alternatively, a mobile software program running on the smartphonegenerates the QR code, and displays it on the screen of the smartphonefor scanning by the key kiosk 1908.

Turning to FIG. 25, a sequence diagram depicting a process by which theQR code is used to retrieve a key from the key kiosk 1908 is shown andgenerally indicated at 2500. At 2502, the server software programcreates a showing appointment identifying the showing appointmentbeginning time, the showing appointment end time, the property, and theshowing agent for the showing appointment. The server software programfurther saves the generated showing appointment into a databaseoperatively coupled to the server 2404. At 2504, the server softwareprogram determines the key kiosk, such as the key kiosk 1908, thatcontains one or more keys to the property of the showing appointment.The determination can be achieved by, for example, querying the databasethat includes one or more database records indicating the associationbetween keys, key kiosks and properties.

At 2506, the server software program automatically sends the showingappointment related data (such as showing appointment data and an accesscode) to the key kiosk 1908 over the network 1904 (such as theInternet). For example, the showing agent ID and the beginning time andend time of the showing appointment are sent to the key kiosk 1908.Alternatively, a security code or a pin number is sent to the key kioskfor the showing appointment. The security code is also provided to theshowing agent by, for example, displaying it on a web page when theshowing agent makes the showing appointment, or sending it to thesmartphone using a text or Email message.

In a further implementation, a starting key retrieval time before thebeginning time of the showing appointment is also sent to the key kiosk1908. The staring key retrieval time determines the earliest time whenthe agent can access the key kiosk 1908 to obtain the key for theshowing appointment. For example, when the showing appointment is from2:00 PM to 2:45 PM on Apr. 18, 2014, and the starting key retrieval timeis 1:45 PM, the agent is only allowed to access the key kiosk 1908 on orafter 1:45 PM on Apr. 18, 2014 for retrieving a key to access theproperty for the scheduled showing appointment. In a differentimplementation, the element 2506 is not performed. In such a case, thekey kiosk 1908 replies on the server 2404 or the system 1902 to makecertain decisions. In alternate embodiments, the starting key retrievaltime is not set or enforced, or set to a large number.

At 2508, the server software program sends the showing appointment andinformation (such as ID and location) of the key kiosk 1908 to a mobiledevice (such as the smartphone) 2552 used by the showing agent. As usedherein, the mobile device is said to be associated with the showingagent. In a further implementation, the security code or the pin numbersent to the key kiosk 1908 is also provided to the showing agent by, forexample, displaying it on a web page when the showing agent makes theshowing appointment, or sending it to the mobile device 2552 using atext or Email message. At 2510, the mobile software application runningon the mobile device 2552 receives the showing appointment and otherdata, and generates and displays the QR code. Alternatively, at 2510,the mobile device 2552 displays a web page including the QR code. Insuch a case, the web page and the QR code are generated by the server2552.

At 2512, the showing agent presents the QR code for being scanned by thekey kiosk 1908 incorporating a QR code scanner device. At 2514, the keykiosk 1908 scans the QR code. At 2516, the software program running onthe key kiosk 1908 authenticates and authorizes the showing agent basedon the information contained in the QR code. For example, the softwareprogram authenticates the showing agent by checking when the showingagent ID and showing appointment time match that received at 2506.

In a different implementation, the software program sends the showingappointment data retrieved from the QR code to the server 2404 forauthentication and/or authorization. It should be noted that, at 2516,the agent can be required to enter a security code, pin number,passcode, password, etc., for accessing the key kiosk 1908 to retrieve akey. When the showing agent is authenticated and authorized at 2516, at2518, the key kiosk 1908 dispenses a key to the agent for accessing theproperty. It should be noted that the agent may scan the QR code beforethe starting key retrieval time for the showing appointment. In such acase, the agent is not authorized to retrieve a key from the key kiosk1908, which will not dispense the key.

In a further implementation, the physical location (meaning geographicallocation) of the showing agent is used to authenticate and authorize theshowing agent for dispensing a key. As used herein, the physicallocation of the mobile device 2552 is regarded as the physical locationof the showing agent. The physical location of the mobile device 2552is, for example, its GPS (Global Positioning System) location.Alternatively, the physical location of the mobile device 2552 isdetermined using cellular phone triangulation technologies, or inertiatracking systems. Referring to FIG. 26, a sequence diagram depicting aprocess by which the physical location of the showing agent is used toretrieve a key from a key kiosk is shown and generally indicated at2600. At 2502, the server software program generates a showingappointment and stores it into a database. At 2504, the server softwareprogram determines the key kiosk 1908 that contains a key for accessingthe property for which the showing appointment is made by the showingagent. At 2506, the server software program optionally sends the showingappointment and other data to the key kiosk 1908 over the network 1904.

At 2602, the mobile software program periodically retrieves the GPSlocation of the mobile device 2552, and provides the GPS locations tothe server software program. For example, the GPS location (representedby GPS coordinates) is retrieved by calling an Application ProgrammingInterface (“API”). The GPS coordinates can also be provided byregistering a GPS location listener with a GPS system running on themobile device 2552. At 2604, based on the GPS locations, the serversoftware program determines that the mobile device 2552 is within apredetermined range (defined by a radius or blocks) from the physicallocation of the key kiosk 1908. At 2606, the server software programnotifies the key kiosk 1908 by, for example, sending a message to thekey kiosk 1908 over the network 1904 that the showing agent is near thekey kiosk 1908 now. In other words, the showing agent is within apredetermined range (such as within one hundred feet) from the key kiosk1908.

At 2608, the showing agent accesses the key kiosk 1908 trying toretrieve a key to access and show the real property by entering, forexample, an access code. The access code can be, for example, hershowing agent ID, a security code, a pin number, a passcode, orpassword. At 2610, the software program running on the key kiosk 1908retrieves the access code. At 2612, the software program authenticatesand authorizes the showing agent based on the access code, thenotification sent at 2606, and the showing appointment and other datasent at 2506. For example, the agent is authenticated because of thecorrect access code is entered and the fact that the showing agent isnearby the key kiosk 1908. In addition, the showing agent is authorizedto retrieve a key when she has a showing appointment to show theproperty and the current time is after the starting key retrieval timefor the showing appointment. When the showing agent is authenticated andis authorized to use a key to access the real property, at 2518, the keykiosk dispenses the key.

After the showing of the property, the showing agent returns the key tothe key kiosk 1908. In a further implementation, the showing agent isnot required to return the key to the key kiosk 1908, and can return thekey to a different key kiosk, such as the key kiosk 2402. For example,the showing agent forgets about returning the key to the key kiosk 1908and leaves the property after the showing. In such a case, as furtherillustrated by reference to FIG. 27, the showing agent uses the mobilesoftware application running on the mobile device 2552 to locate keykiosks near her physical location.

Referring to FIG. 27, a sequence diagram depicting a process by whichthe mobile software application presents nearby key kiosks to theshowing agent is shown and generally indicated at 2700. At 2702, themobile software application requests for key kiosks near (e.g., withinfive miles) the showing agent's current physical location by, forexample, calling a web service interface of or makes a web request (suchas a HTTP request) to the server 2404 over an Internet connection. Inone implementation, the physical location is identified by the GPSlocation of the mobile device 2552. The GPS location is received fromthe mobile device 2552. The request further indicates the current GPSlocation of the mobile device 2552, and the identification of theshowing agent. At 2704, the server selects key kiosks that are close(meaning within a predetermined range) to the showing agent and areconfigured to receive the key. At 2706, the server returns a list of keykiosks over an Internet connection. Each key kiosk is indicated by, forexample, a GPS location. At 2708, the mobile software applicationdisplays the list of key kiosks on a screen of the mobile device 2552.For example, the list of key kiosks is displayed on a map. The showingagent then selects a key kiosk to return the key. Alternatively, thelist of key kiosks are displayed on a web page provided by the server2404.

Oftentimes, a showing agent shows multiple properties in a showing tourroute. For example, the showing agent shows four properties during atime frame of five hours. A server software program running on theserver 2404 determines the tour route based on, for example, the showingappointment time and GPS location for each of the multiple properties.When access to one or more of the multiple properties requires theshowing agent to obtain a key from a key kiosk, it is desirable toinclude the key kiosk in the showing tour route. The destination anddirection to the key kiosk take the showing agent to the key kioskbefore she shows the corresponding property. The improved showing tourroute generation is further illustrated by reference to FIG. 28.

Referring to FIG. 28, a flowchart depicting a process by which theserver 2404 determines a showing tour is shown and generally indicatedat 2800. At 2802, the server software program receives a request from,for example, the mobile device 2552 to generate a showing tour. At 2804,the server software program determines a set of properties to be shownby the showing agent during the showing tour. For example, through a webpage, the showing agent selects the set of properties for her showingtour. As an additional example, by accessing the showing appointmentscheduling system 1902, the showing agent makes a set of showingappointments to show the set of properties. The set of showingappointments identifies the set of properties. Each property has aphysical location.

At 2806, the server software program determines a subset of propertiesof the set that require a physical key from a key kiosk to access. Thekey requirement can be preconfigured and stored in a database. At 2808,the server software program determines a key kiosk for each property inthe subset. From the selected key kiosk, the showing agent can check outa key to access the corresponding property. It should be noted that theselected key kiosk needs to have a key available for accessing thecorresponding property at the scheduled time of showing. The keyavailability status for each key kiosk is stored in a database ormemory. At 2810, the server software program generates a showing tourwith stops at each property in the set and each key kiosk in the set ofkey kiosks. In the generated tour route, each key kiosk is placedimmediately before the corresponding property. A sample showing tour isfurther illustrated by reference to FIG. 31. The tour 3100 starts fromthe current position 3102 of the showing agent with the first stop beinga property 3104. The second stop is a property 3106. The third stop 3108is a key kiosk containing a key for accessing a property 3110. Theproperty 3110 is the fourth stop of the tour 3100. The fifth stop of thetour 3100 is a property 3112. It should be noted that directions are notdisplayed in FIG. 31 for the purpose of simplicity and clarity ofillustration.

Turning back to FIG. 28, at 2812, the server software program sends thegenerated showing tour to the mobile device 2552. For example, theshowing tour is presented on a web page. As an additional example, theshowing tour is sent to the mobile device 2552 in an Email message or atext message. The showing tour includes a destination address anddirections to the destination address for each stop within the tour. Thedirections are determined based on the immediate preceding stop.

The showing agent sometimes shows multiple properties with commonfacilities within a short time frame, such as two or three hours. Forexample, the showing agent shows two condos or apartments of the samebuilding during a single visit to the building. The two condos have ashared main building entrance and/or garage. To access each of the twocondo, the showing agent needs a key to enter the main building entranceand a separate key to access the specific condo. However, the showingagent only needs a single key for entering the main building and twoseparate keys to access the two condos. In such a case, it is desirablethat the key kiosk only dispenses a single (not two) key for accessingthe main building entrance and two additional keys for the two condos.

Referring now to FIG. 29, a sequence diagram depicting a process bywhich only a single key to common facilities is dispensed when multipleproperties are shown. At 2902, the server 2404 within the showingappointment scheduling system 1902 creates a set of showing appointmentsfor showing a corresponding set of properties (such as the two condo ofthe example above). At 2904, the server 2404 determines the key kiosk(such as the key kiosk 1908) that contains available keys for thecorresponding set of properties. At 2906, the server 2404 automaticallysends the set of showing appointments to the key kiosk 1904 over thenetwork 1904. In a further implementation, at 2906, the server 2404sends one or more access codes (such as the showing agent's ID)corresponding to the set of showing appointments to the key kiosk 1904.

When the showing agent accesses the key kiosk 1908 to retrieve the keysfor the two condos, she enters the access code. At 2908, the key kiosk1908 retrieves the access code through an input device of the key kiosk1908. At 2910, the key kiosk 1908 authenticates and authorizes theshowing agent based on the access code and the showing appointments. Ina different implementation, the key kiosk 1908 sends user input (such asthe access code entered by the showing agent) to the server 2404 forauthentication and/or authorization. In such a case, the key kiosk 1908relies on the decision by the server 2404 to determine whether todispense a key(s) to the showing agent.

When the showing agent is successfully authenticated and authorized, at2912, the key kiosk 1908 determines that only a single key to a commonfacility (such as the main building entrance in the example above) isneeded to access each property in the set of properties. In a differentimplementation, the decision that only a single common key is needed ismade by the server 2404, and sent to the key kiosk 1908. At 2914, thekey kiosk 1908 dispenses the single common key and one additional keyfor each property in the set of properties.

Sometimes, one showing agent physically hands over a key to anothershowing agent without first returning the key to the key kiosk fromwhich the key is dispensed. In such a case, the showing appointmentscheduling system 1902 coordinates the key transfer as furtherillustrated in FIG. 30. Referring now to FIG. 30, a sequence diagramdepicting a process by which the system 1902 coordinates the keytransfer is shown and generally indicated at 3000. After the firstshowing agent transfers a key for accessing a property, she presses, forexample, a button provided by the mobile software application running onan associated mobile device 3002 to indicate that she has transferredthe key to the second showing agent operating the mobile device 2552.

At 3004, the mobile software application notifies the server 2404 of thetransfer of the key by, for example, sending a message to or calling anapplication programming interface of the server 2404 over an Internetconnection. The message indicates that the first agent has transferredthe key to the second agent. The agents are identified by, for example,their showing agent IDs. The ID of the second showing agent can beentered on the mobile device 3002 by the first showing agent.Alternatively, the ID of the second showing agent is programmaticallydetermined based on, for example, her showing appointment, the ID of thefirst showing agent, and the time of the key transfer. At 3006, theserver 2404 sends a confirmation request to the mobile device 2552 overthe Internet requiring the second showing agent to confirm the keytransfer. The request can be, for example, a text message, an Emailmessage, a phone call, or a proprietary application message.

At 3008, the mobile software application running on the mobile device2552 confirms the key transfer by sending, for example, a replying textmessage, a replying Email message, a replying phone call, or a replyingproprietary application message to the server 2404. At 3010, the server2404 updates the status of the transferred key. For example, the updatedstatus indicates that the key has been checked out by the second showingagent, instead of the first showing agent. In other words, at 3010, theserver 2404 indicates that the key has been returned by the firstshowing agent, and is checked out by the second showing agent. Thestatus update is recorded in a database.

Further in accordance with the present teachings, a real estate showingmanagement system providing finger print (also referred to herein asfingerprint) authentication for accessing a key kiosk is shown in FIG.32 and generally indicated at 3200. Turning to FIG. 32, the system 3200includes a showing appointment scheduling system (such as the system1902 or the server 2404) 3202, a database 3204 operatively coupled tothe system 3302, the key kiosk 1908 communicating with the system 3202over the wide area network 1904, a mobile communication device (such asa smartphone) 2552, and a mobile communication device 3212. The mobiledevice 2552 communicates with the system 3202 over the wide area network(such as the Internet) 1904 via a wireless link. The wireless link canbe a WiFi connection or a wireless connection through a public cellularnetwork 3206. The mobile device 3212 communicates with the system 3202over the wide area network 1904 via a wireless link, such as WiFiconnection or a wireless connection via the public cellular network3206. In one implementation, the mobile device 2552 is operated by ashowing agent while the mobile device 3212 is operated by a listingagent (or a home owner). The database 3202 stores showing appointments,data of listing agents, showing agents, listings, and home owners, dataof key kiosks, status of keys, etc.

The system 3200 allows finger print based authentication when an agentusing the mobile device 2552 intends to obtain a key from the key kioskfor a real estate property showing appointment. The authenticationprocess is further illustrated by reference to FIG. 33. Referring toFIG. 33, a sequence diagram depicting the process by which finger printauthentication is performed is shown and generally indicated at 3300. At3302, in response to user inputs, the server 3202 creates a showingappointment. In one implementation, the appointment is saved into thedatabase 3202 as well. At 3304, the server 3202 determines a key kioskthat contains a key for accessing the property of the showingappointment. In a further implementation, at 3304, the server 3202determines more than one key kiosk from which a showing agentcorresponding to the showing appointment can obtain a key.

At 3306, the server software program automatically sends the showingappointment related data, such as showing appointment data and a showingagent authentication code, to the key kiosk 1908 over the network 1904.For example, the authentication code is an identifier of the showingagent's finger print. The finger print ID is generated from, forexample, a thumb print of the showing agent. In one implementation, thethumb print is generated on and uploaded from the mobile device 2552. Insuch a case, the server 3202 extracts image features of the thumb printand generates the finger print ID from these features. Alternatively,the finger print ID is generated on and uploaded from the mobile device2552.

At 3308, the server 3202 sends the showing appointment and an identifierof the key kiosk 1908 to the mobile device 2552. The identifier of thekey kiosk 1908 includes a location (such as address or GPS coordinates)of the key kiosk 1908. The mobile device 2552 runs a mobile softwareapplication communicating with the server 3202 and receives the showingappointment and the key kiosk data. The mobile device 2552 is equippedwith GPS capabilities.

At 3310, when the showing agent operating the mobile device 2552approaches the key kiosk 1908 for the purpose of obtaining a key to showa property in accordance with the showing appointment, the mobilesoftware application recognizes that the showing agent is nearby the keykiosk 1908 based GPS locations of the mobile device 2552 and the keykiosk 1908. Furthermore, at 3310, the mobile software prompts theshowing agent to submit a thumbprint. For example, the mobile softwareapplication plays a reminding sound and displays a user interface forthe showing agent to press her/his thumb against the screen of themobile device 2552.

At 3312, the mobile software application captures an image of the thumb,extracts image features from the image (i.e., the fingerprint), andgenerates a fingerprint ID from the features. At 3314, the mobilesoftware application sends the fingerprint ID to the key kiosk 1908. At3316, the mobile software application receives the fingerprint ID, andauthenticates the showing agent by comparing the fingerprint ID againstthe authentication code received at 3306. When the showing agent issuccessfully authenticated, at 3318, the key kiosk 1908 dispenses a keyto the showing agent. The key kiosk 1908 then updates the server 3202with the status of the key.

The mobile device 2552 communicates with the key kiosk 1908 over awireless link, such as Blue Tooth and WiFi. In a differentimplementation, the showing agent holds the mobile device to tap a RFIDtag on the key kiosk tag attached to the key kiosk 1908. The mobilesoftware application then reads a RFID signal indicating a request forfingerprint authentication. In such a case, the mobile softwareapplication performs the element 3310.

Further in accordance with the present teachings, the key kiosk 1908 iscapable of creating a physical key for accessing a property from digitaldata specifying the key. The system 3200 thus allows showing agentsretrieve keys from the key kiosk 1908 without requiring listing agentsor home owners to deposit their physical keys into the key kiosk 1908.The process of managing showing appointments and keys made by key kiosksfrom blank key templates is further illustrated in FIG. 34 and generallyindicated at 3400. Referring to FIG. 34, at 3402, the mobile device 3212captures a set of images of a physical key. For example, when a listingagent lists a real estate property for sale, she/he uses a mobilesoftware application running on the mobile device 3212 to captures a setof pictures of the keys. For instance, pictures of the top view, thebottom view, the left side view and the right side view of the key aretaken. At 3404, the mobile software application analyzes the set ofimages and derives a set of key measures of the key from the set ofimages. The set of key measures specify the physical dimensions,characteristics and features of the key. The set of key measuresprovides sufficient details of the key to allow the key kiosk 1908 tomake a copy of the physical key from the set of key measures.

At 3406, the mobile software application sends the set of key measuresto the server 3202. At 3408, the server 3202 sends the set of keymeasures to the key kiosk 1908. Alternatively, the mobile device 3212sends the set of key measures to the key kiosk 1908. The key kiosk 1908is selected based on, for example, its proximity to the real estateproperty of a showing appointment scheduled by the server 3202.

When a showing agent makes a showing appointment to show the property,the server 3202 sends the showing appointment to the key kiosk 1908, andsends the identifier of the key kiosk 1908 to the mobile device 2552operated by the showing agent. The showing agent then accesses the keykiosk 1908 to retrieve a key for her/his showing appointment by, forexample, entering an authentication code or submitting a fingerprint.Accordingly, at 3412, the key kiosk 1908 authenticates the showingagent. Once the showing agent is authenticated, at 3414, the key kiosk1908 creates a copy key from a blank key template based on the set ofkey measures. At 3416, the key kiosk 1908 dispenses the copy key made at3414. The key kiosk 1908 then notifies the server 3202 that a copy keyhas been dispensed for the showing appointment. The server 3202 receivesthe status update and stores it into the database 3204.

In a different implementation, the mobile device 3212 provides the setof images to the server 3202 as shown in FIG. 35. At 3504, the mobiledevice 3212 sends the set of images to the server 3202. At 3506, aserver software application running on the server 3202 derives the setof measures from the set of images.

Obviously, many additional modifications and variations of the presentdisclosure are possible in light of the above teachings. Thus, it is tobe understood that, within the scope of the appended claims, thedisclosure may be practiced otherwise than is specifically describedabove. For example, a QR code or RFID (meaning Radio FrequencyIdentification) tag is printed on each key. When the key is obtainedfrom and returned to a front desk person. The front desk person scansthe QR code or RFID tag when the key is checked out and checked in. Thescanner is connected to a computer which sends the key status to theserver 2404.

The foregoing description of the invention has been presented forpurposes of illustration and description, and is not intended to beexhaustive or to limit the invention to the precise form disclosed. Thedescription was selected to best explain the principles of the inventionand practical application of these principles to enable others skilledin the art to best utilize the invention in various embodiments andvarious modifications as are suited to the particular use contemplated.It is intended that the scope of the invention not be limited by thespecification, but be defined by the claims set forth below. Inaddition, although narrow claims may be presented below, it should berecognized that the scope of this invention is much broader thanpresented by the claim(s). It is intended that broader claims will besubmitted in one or more applications that claim the benefit of priorityfrom this application. Insofar as the description above and theaccompanying drawings disclose additional subject matter that is notwithin the scope of the claim or claims below, the additional inventionsare not dedicated to the public and the right to file one or moreapplications to claim such additional inventions is reserved.

What is claimed is:
 1. A showing appointment management system comprising: a) a server for managing real estate property showing appointments; b) a showing appointment management server software application running on said server; c) said server adapted to: 1) communicate with a mobile communication device; 2) schedule a first appointment for showing a first real property, said first appointment including a date, time, and user identifier, said first appointment requested by a showing agent; 3) determine a first key kiosk containing a first set of keys associated with said first real property; 4) determine whether there is a first key within said first set of keys that is available for said first appointment date and time; 5) where said first key is available for said first appointment date and time, automatically communicate said first appointment and a fingerprint based authentication code to said first key kiosk over an Internet, wherein said fingerprint based authentication code generated from a fingerprint of said showing agent, wherein said first key kiosk is adapted to: i. dispense a plurality of keys corresponding to a plurality of real properties and including said first set of keys; ii. receive said first appointment from said server; iii. receive a fingerprint identifier from said mobile device, wherein said fingerprint identifier generated from image features derived from a fingerprint image captured by said mobile communication device; iv. authenticate said showing agent based on said first appointment, said fingerprint authentication code, and said fingerprint identifier; v. where said showing agent is authorized, dispense said first key; and vi. communicate to said server a first status of said first key as dispensed to said authorized showing agent from said first key kiosk; and 6) receive said first status of said first key.
 2. The showing appointment management system of claim 1, wherein said first key kiosk is further adapted to: a) determine that said authorized showing agent had checked out a second key that has not been returned; and b) where the second key has not been returned, refuse to dispense said first key.
 3. A showing appointment management system comprising: a) a server for managing real estate property showing appointments; b) a showing appointment management server software application running on said server; c) said server adapted to: 1) schedule a first appointment for showing a first real property, said first appointment including a date, time, and user identifier; 2) determine a first key kiosk for making a copy key to access said first real property; 3) determine a set of key measures, said set of key measures specifying a physical key corresponding to said first real property; and 4) send said first appointment and said set of key measures to said first key kiosk over an Internet, wherein said first key kiosk is adapted to: i. dispense a plurality of keys corresponding to a plurality of real properties and including said first set of keys; ii. receive said first appointment and said set of key measures from said server; iii. authorize a first user based on said first appointment; iv. where said first user is authorized, create said copy key based on said set of key measures; and v. dispense said copy key.
 4. The showing appointment management system of claim 3, wherein said server determines said set of key measures by receiving said set of key measures from a mobile communication device, wherein said mobile communication device is adapted to capture a set of images of said physical key, derive said set of key measures from said set of images, and send said set of key measures to said server.
 5. The showing appointment management system of claim 3, wherein said server determines said set of key measures by deriving said set of key measures from a set of images of said physical key, wherein said set of images is captured by and received from a mobile communication device. 